Looking for a newer home in Durango that lets you trade yard work for trail time and a shorter commute? If you work at Mercy Regional Medical Center or you want a low-maintenance base with neighborhood amenities, Three Springs is worth a close look. In the next few minutes, you’ll learn how the community is planned, what new construction looks like, how the HOA and metro districts work, and how it compares with rural La Plata living. Let’s dive in.
Three Springs at a glance
Three Springs is a large, master-planned neighborhood on Durango’s east side, designed as a walkable village with shops, services, and healthcare nearby. The site spans about 681 acres, with roughly half preserved as parks, trails, wetlands, and open space and a long-term plan for about 2,000 homes plus commercial space. You’ll find a central plaza, pocket parks, and a growing retail and office hub known as the Mercado. The design emphasizes community life, outdoor access, and everyday convenience.
- Located adjacent to Mercy Regional Medical Center.
- Mixed-use village layout with a central plaza and business district.
- Significant open space and a planned 75-acre city community park.
- Newer homes designed for lower maintenance and energy performance.
For a deeper look at the master plan and open space, review the community’s overview on the Three Springs story page. You can also read the developer’s sustainability program for details on energy and water goals.
Everyday life and mobility
Steps to services
The Mercado district was planned to put daily needs within easy reach. Medical offices, clinics, restaurants, banks, and small professional firms cluster here, which means you can grab a coffee, see a provider, or run an errand without crossing town. Explore current businesses on the Three Springs business directory.
Adjacent to Mercy Hospital
If you work at Mercy, the location is hard to beat. The hospital campus sits on Three Springs Boulevard, right next to the neighborhood. That proximity can be a major time-saver for shift work and on-call schedules. Learn more about the hospital’s services on the Mercy Regional Medical Center page.
Trails and future connections
Inside the neighborhood, you’ll find hard-surface paths, pocket parks, and local trails. The city’s SMART 160 multi-use trail project is planned to connect Three Springs to Durango’s broader hard-surface network. The project is being built in segments, with property and permit work ongoing. Check the city’s SMART 160 project page for updates and timing.
Transit access
Three Springs has public transit service, including a Mercy stop, which helps some residents commute without a car. You can review schedules and routes on the Three Springs public transportation page. For healthcare staff, this can add flexibility, especially during winter shifts or night rotations.
New construction and home types
Builders and floor plans
Homes in Three Springs include townhomes, “missing-middle” attached options, and detached single-family plans that fit smaller, lower-maintenance lots. Many models fall in the 1,600 to 2,500+ square foot range, with both single-level and two-story designs available. Current builders include regional and local firms such as Durango Colorado Builders, Shaw Ltd., Sutter Homes, SilverPick Contracting, and High Country Construction. See the current roster of builders here.
Pricing context
Recent snapshots show that Three Springs spans a range of options, from lower entry prices for condos and townhomes to new single-family homes that often land from the mid $400s to $900k+, depending on size and finish. As an example, a Shaw LTD floor plan in Three Springs was listed around $549,000 in a recent presale. Always rely on live MLS data for current pricing and comps.
Energy efficiency and comfort
Three Springs was designed with a formal Sustainable Development Program. Residential construction is guided toward third-party verified standards such as Built Green and HERS performance targets, with the community standard aiming for HERS 90 or lower. Expect features like better building envelopes, efficient HVAC, LED lighting, and water conservation measures. Since performance varies by builder and model, ask for the specific HERS report and efficiency documentation for any home you’re considering. Review the sustainability program for the community’s goals and third-party criteria.
Community design, rules, and maintenance
Codes, design review, and standards
Three Springs uses neighborhood Codes & Standards and a design review process to guide architecture, landscaping, and exterior form. This helps maintain a cohesive streetscape and can support long-term resale. If you plan exterior changes after closing, expect to submit a design review application and wait for approval. Read the current Codes & Standards and factor in a reasonable timeline for any improvements.
HOA, fees, and what to confirm
Three Springs includes master and sub-associations that oversee covenants, compliance, and common areas. Listing examples in the neighborhood show modest annual association fees for some residential units, with one example around $432 per year. Actual coverage varies by sub-association, so confirm what is included for your lot, such as common-area maintenance, some landscaping, and snow removal. Association contacts are published on the community site, and the management office number is 970-422-8660. As part of your due diligence, request recorded CC&Rs, Rules and Regulations, the current budget, reserve study, and any special-assessment history.
Metro districts and property taxes
Three Springs is served by several metropolitan districts that help fund infrastructure, parks, trails, and operations. Metro district taxes are listed as mill levies and are added to county, school, and other mills on your property tax bill. Budgets are public, and the districts hold meetings and post financials.
- Metro District No. 1: 60.923 mills total in the 2026 budget example, with about 6.092 mills for operations and 54.831 mills for debt service.
- Metro District No. 2: 52.150 mills for operations in the 2026 example.
- Metro District No. 4: 53.703 mills total in the 2026 example, with about 5.370 for operations and 48.333 for debt service.
You can review the official 2026 district budget and mill-levy resolutions for the exact figures.
How to read the numbers
In Colorado, your tax bill reflects the assessed value multiplied by the combined mills, divided by 1,000. The assessed value is calculated from the market value using the state’s residential assessment rate. Here is a simple illustration of the metro-district portion only:
- Assume a home with an assessed value of $50,000 for tax purposes.
- If the home is in Metro District No. 1, apply 60.923 mills.
- $50,000 x 60.923 ÷ 1,000 = $3,046.15 for the district portion, before adding county, school, and other mills.
Actual taxes will vary by parcel, assessed value, and the district your lot sits in. For a precise estimate, work with the county assessor or a tax professional and reference the current metro district budget.
Three Springs vs. rural La Plata living
If you are weighing a town neighborhood against a rural property, think about your weekly routine. Three Springs offers short commutes, walkability, transit options, and smaller yards that reduce upkeep. The tradeoff is lot size and privacy. Rural properties often deliver more land and space but come with private road care, snow removal, and well and septic maintenance. For hospital staff or frequent travelers, the convenience of a lock-and-leave home near services can be a major quality-of-life upgrade.
Quick checklist for medical staff and relocators
- Commute and shifts: Three Springs sits next to Mercy Hospital, and the transit stop can help with early or late shifts. Confirm walking and biking routes and check the Road Runner schedule at the Mercy stop.
- Lock-and-leave readiness: Newer homes and the Confluence apartments prioritize easy upkeep. Confirm what your HOA covers, including landscaping and snow removal.
- Energy and operating costs: Builders follow the community’s Sustainable Development Program with HERS and Built Green targets. Ask for the model’s HERS score and efficiency specs before you sign.
- Taxes and metro districts: Metro mills are additive to county and school mills. Use the district budget and the assessor’s data to estimate your parcel’s tax bill.
- Design and resale: The Codes & Standards help protect neighborhood character, but you must budget time for design review on exterior changes.
For rentals or a soft landing while you shop for a home, Confluence at Three Springs offers 1–2 bedroom apartments near the plaza and hospital. See current rental options here.
How to buy new construction in Three Springs
Step 1: Clarify your lifestyle priorities
Decide what matters most: proximity to Mercy, minimal maintenance, trail access, or a larger floor plan. This will help you narrow to the right sub-neighborhood and product type.
Step 2: Tour builders and floor plans
Visit model homes, walk finished streets, and compare standard features. Ask each builder for energy documentation, HERS targets, and included finishes in the base price.
Step 3: Review community documents early
Request CC&Rs, the latest HOA budget, Rules and Regulations, and the Codes & Standards. Note landscaping rules, fencing, and parking guidelines to avoid surprises.
Step 4: Map your metro district and estimate taxes
Confirm which district the lot belongs to and use the published mill levy to build a conservative tax estimate. The district’s latest budget shows the current mills.
Step 5: Confirm maintenance scope
Ask exactly what your HOA covers. Clarify snow removal, common-area care, and any front-yard standards. This is key for a true lock-and-leave setup.
Step 6: Plan for design review
If you expect to add a fence, patio, or exterior upgrade, factor in the design review application and timeline. Submit complete plans to keep approvals smooth.
Step 7: Final walk and orientation
Before closing, confirm punch-list items, warranties, and appliance manuals. Review water shutoffs, HVAC filters, and smart-home features to make move-in easy.
The bottom line
Three Springs blends everyday convenience with thoughtful planning, energy-forward construction, and access to healthcare and services. If you want a newer, lower-maintenance home in Durango with parks and trails out your door, it is a compelling alternative to rural living. When you are ready to compare specific homes, builders, and tax districts, connect with a local expert who knows both neighborhood new builds and the wider La Plata market.
If you would like a tailored shortlist of new construction options or a side-by-side comparison with rural properties, reach out to Zach Morse to get started.
FAQs
What makes Three Springs different from other Durango neighborhoods?
- It is a master-planned community of about 681 acres with a mixed-use village layout, significant open space, and a planned build-out of roughly 2,000 homes detailed on the Three Springs story page.
How close is Three Springs to Mercy Regional Medical Center?
- The hospital sits adjacent to the neighborhood on Three Springs Boulevard, giving many residents a short drive or transit ride and supporting shift-work schedules.
How do metro districts affect my property taxes in Three Springs?
- Metro district mills are added to county, school, and other levies; for 2026 examples, see the published Three Springs metro district budget and apply the mills to your assessed value.
What types of new homes and builders are available in Three Springs?
- You will find townhomes, attached options, and detached single-family plans, with local and regional builders listed on the community builders page.
Does Three Springs support energy-efficient construction?
- Yes, the community follows a Sustainable Development Program that guides builders toward Built Green and HERS targets; ask for model-specific HERS and efficiency documentation.
Is there rental or temporary housing in Three Springs?
- Confluence at Three Springs offers 1–2 bedroom apartments near the plaza and hospital, which can be ideal during relocation or while you shop for a home.
